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HomeMy WebLinkAbout07/26/2007 P&Z minutes 28-07 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-28-07 Hearing Date: July 26, 2007 PROPERTY ADDRESS: 1030 Linneman Road PETITIONER: David P. Mulcrone and Helena Pelletier PUBLICATION DATE: July II, 2007 PIN NUMBER: 08-14-202-021-0000 REQUEST: Variation (oversized garage) MEMBERS PRESENT: Richard Rogers, Chairperson Joseph Donnelly Leo Floros Mary McCabe MEMBERS ABSENT: Marlys Haaland Ronald Roberts Keith Youngquist STAFF MEMBERS PRESENT: Judith Connolly, AICP, Senior Planner Ellen Divita, Deputy Director of Community Development Jason Zawila, Long Range Planner Joseph Levie, Planning Intern INTERESTED PARTIES: Chairman Richard Rogers called the meeting to order at 7:30 p.m. Leo Floros made a motion to approve the minutes of the June 28, 2007 meeting and Mary McCabe seconded the motion. The minutes were approved 3-0, with Joseph Donnelly abstaining. After hearing three previous cases, Chairman Rogers introduced Case PZ-28- 07, a request for a Variation at 1030 Linneman Road at 8:57 p.m. Judy Connolly, Senior Planner, stated that the Subject Property is located on the west side of Linneman Road, south of Golf Road, and contains a single-family residence with related improvements. The Subject Property is zoned RI Single Family Residence to the north, west, and south, and by the RX Single Family District to the east. The Subject Property has a typical rectangular shape and is more than twice the minimum lot size for a property zoned Rl. Ms. Connolly said the Petitioner would like to remove a concrete pad, and demolish the existing approximate 768 square foot detached garage in order to construct an 840 square foot detached garage. The Village Code limits the size of detached garages to 672 square feet. Therefore, the request requires Variation approval. Ms. Connolly stated that the Petitioner proposes locating the 840 square foot garage 6-feet from the north lot line and 30-feet from the west lot line. The proposed garage would have 3 individual garage/roll-up doors and a peaked roof with a dormer. She said the garage height complies with the Village's 12-foot height limitation as measured from the mid-point of the roof. Ms. Connolly showed a table comparing the Petitioner's proposal to the Village's zoning regulations. She said the existing home and detached garage do not comply with the Village's zoning regulations because the house encroaches into the required front yard and garage exceeds the current 672 square foot size limitation. Also, there Richard Rogers, Chairman Planning & Zoning Commission Meeting July 26, 2007 PZ-28-07 Page 2 is a 442.5 square foot concrete pad in the required setback. The Petitioner proposes to remove the concrete pad, and replace the nonconforming garage with a slightly larger garage. The house has a legal nonconforming setback and is allowed to remain in its existing location. However, the size of the proposed garage requires relief from the Village Code. The garage would be constructed according to all applicable Village Codes. Ms. Connolly said in order to approve the oversized garage, the P&Z must find the request meets the standards for a Variation as listed in the Zoning Ordinance. The standards relate to: · A hardship due to the physical surroundings, shape, or topographical conditions of a specific property not generally applicable to other properties in the same zoning district and not created by any person presently having an interest in the property; . Lack of desire to increase financial gain; and · Protection of the public welfare, other property, and neighborhood character. Ms. Connolly stated that the Petitioner currently has a nonconforming garage and has outgrown this footprint. The Petitioner has a larger lot, so it is practical to have a snow blower and riding mower as noted in the attached application. Unfortunately, the equipment requires additional storage space and the Petitioner has 3 vehicles he would like to store in the garage as opposed to parking them on the driveway. She said prior to submitting the Variation application, the Petitioner met with staff and presented plans for a more than 1,000 square foot garage. After discussing the Village's code regulations, the Petitioner re-evaluated his storage needs and scaled back the project, arriving at a smaller garage size, but still exceeding the 672 square foot limit. Ms. Connolly said the Zoning Ordinance limits the size of detached garages to 672 square feet and defines it as a structure designed to house motor vehicles and to store items and equipment necessary to maintain and upkeep the primary structure and the property that it is located upon. The Petitioner proposes to use the garage as listed in the Zoning Ordinance and cites the larger size is necessary to accommodate 3 vehicles, a riding lawn mower, snow blower, and other tools. Ms. Connolly stated that the design of the garage is attractive and the garage will be located in the rear of the property so it will most likely not impact the character of the neighborhood. While the Petitioner has an oversized lot, the Village Code limitation for detached garages is not based on the lot size; the 672 square foot limitation applies to all size lots. However, the Petitioner's request for an oversized garage is based on convenience. Also, the Petitioner has the option of constructing a 200 square foot shed and/or an attached garage, which does not have a square footage limit. Ms. Connolly said the Petitioner's desire to increase the amount of on-site storage fails to meet the standards for a Variation because there is no hardship as defined by the Zoning Ordinance. Also, the Petitioner has code complaint options to create additional storage. Therefore, Staff recommends that the P&Z deny the following motion: "To approve a Variation to allow an 840 sq. ft. detached garage, as shown on the Petitioner's site plan, for the residence at 1030 Linneman Road, Case Number PZ-28-07." She said the Planning & Zoning Commission's decision is final for this case because the amount of the Variation does not exceed 25% of the Zoning Ordinance requirement. The Commission had no questions for Staff. Chairman Rogers swore in the Petitioners David Mulcrone and Helena Pelletier of 1030 Linneman Road. Ms. Pelletier gave a brief history of the property. She stated the existing garage is in disrepair and needs to be replaced. They would like to replace the garage with a style that compliments the craftsman-style of their bungalow home. Mr. Mulcrone stated that the present garage is 768 square feet and they do not want to lose any Richard Rogers, Chairman Planning & Zoning Commission Meeting July 26, 2007 PZ-28-07 Page 3 of that storage space. They chose the plan for an oversized unattached garage versus a garage and shed for aesthetic reasons. He stated that the proposed, unattached craftsman style garage would compliment their home. Chairman Rogers stated that he understands the Petitioner's concerns with a 672 square foot limit on the house and he would like to see them stay within that size limit, if possible. Leo Floros asked the size of the Petitioner's lot. Ms. Pelletier said their lot is 107-feet wide by 172-feet deep. She said they would like to build a 3-car garage and to have the three garage doors, the garage would need to have a minimum width to accommodate those garages. Mary McCabe asked why there is a size limit on an unattached garage, but not an attached garage. Ms. Connolly said there was considerable thought given to the size limit before it was adopted into the Village Code, such as lot coverage and aesthetics. Ms. Pelletier showed exhibits demonstrating that several of the home's existing windows would have to be removed should they build an attached garage. She added that they were not interested in constructing a shed in addition to the larger garage if it was approved. Mr. Floros asked when the home was built. Ms. Pelletier stated that the home was constructed in 1930. Chairman Rogers swore in Ken Koeppen of 1040 South Linneman Road, Mount Prospect, Illinois. Mr. Koeppen said home was built in 1928 and the garage is starting to show dry-rot and some sagging in the roof line. He stated that he supports the project. Chairman Rogers called for additional questions or comments; hearing none, the public hearing was closed at 9:13 p.m. Joseph Donnelly stated that in a previous zoning case the Commission reviewed combining a garage space and a shed space. He asked if there was feedback regarding that Case. Ms. Connolly stated she could not recall the exact details of the case, but said she would research it and follow up with Mr. Donnelly at a later date. Ms. McCabe stated that she does not have an objection to the project because this oversized garage is going to be placed on an oversized lot. Mr. Floros said when the Village placed a size limit on unattached garage, it was a good thing because people were constructing very large garages on small lots. In this case, the lot is very large and he would support this project. Mr. Mulcrone said that craftsman-style, bungalow homes typically never have an attached garage. Joseph Donnelly made a motion to approve an 840 square foot garage at 1030 Linneman Road, with the condition that no additional accessory structures are constructed on the oversized lot. Leo Floros seconded the motion. UPON ROLL CALL: AYES: Donnelly, Floros, McCabe, Rogers NAYS: Motion was approved 4-0 After hearing one additional case, Joseph Donnelly made a motion to adjourn at 9:53 p.m., seconded by Mary McCabe. The motion was approved by a voice vote and the meeting was adjourned. Stacey Dunn, Community Development Administrative Assistant C:\Documents and Settings\kdewis\Local Settings\Temponuy Internet Files\OLK6B\PZ-28-07 1030 Linneman Road.doc